Entity Owned 
For Sale
1 / 21
$5,550,000
24420 Sandhill Blvd, Punta Gorda, FL 33983
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Property summary
AI-generated overview
Units 102–105 provide a combined 5,248 square feet of leasable commercial space within a multi-unit property in Punta Gorda, Charlotte County, Florida, located at the intersection of Sandhill and Kings Hwy. The space includes a reception/entry area, multiple entry points, three restrooms, and a kitchen/breakroom. The interior layout features two large office or conference rooms, five smaller offices, and three additional storage and/or office spaces. The property is situated on a 3.72-acre lot and is zoned PD.
Property profile
Verified
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Year built
2005
Total area
6,704 SF
Lot
3.72 ac (162,138 SF)
Zoning code
PD PLANNED DEVELOPMENT
APN
40-23-06-428-003
UPID
US18-5501275
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Physician
-
Physician
-
Construction Company General Contractor
-
Hardware & Home Improvement Construction Company
-
Roofing Company General Contractor
Location
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$1.84M
Blend (final)
Blend
$2.94M
Owner & transaction history
since 2019
3 recorded transactions
Zoning & alternative use
PD PLANNED DEVELOPMENT · Punta Gorda, FL
Top alternative use upside
Industrial (general)
$2.6M
+93.4%
Restaurant
$2.3M
+69.5%
Auto repair, garage
$1.9M
+40.0%
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Value estimation
Instant AI valuation built from comps, income signals, and proprietary benchmarks. A defensible range, not a single guess.
Unlock the complete Valuation workflow
Full NOI reconstruction, selected comps, alternative-use scenarios, data audit and PDF export.
Full NOI build-up · 6 steps
7 alternative uses screened
Sensitivity value band
Source audit · 6 inputs
PDF export
Professional plan · 30 reports
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Summary
1
Valuation conclusion
Included free
Estimated market value
$2.94M
Value range
$2.65M – $3.23M
±10% around blend
Estimated value / SF
$439 / SF
Confidence
Property data
100
Market benchmarks
67
Comparable evidence
60
Income certainty
100
$2.65M
blend $2.94M
$3.23M
Market-derived valuation under stabilized market assumptions. Desktop analysis. No physical inspection performed.
2
Subject property
Included free
GBA
6,704 SF
Lot area
3.72 ac
Year built
2005
Stories
1
APN
40-23-06-428-003
Zoning
PD PLANNED DEVELOPMENT
Assessed value
$2,479,914
Annual tax
$51,216
3
Income approach: direct capitalization
Partial preview
Estimated Stabilized NOI, derived from market rent, vacancy and expense benchmarks. Actual property income not reported.
Estimated market rent / SF
Potential gross income
Vacancy allowance
Effective gross income
Benchmark operating expenses
Stabilized NOI
Property tax
$51,216
Selected cap rate
4
Sales comparison
Partial preview
Sales approach indication
$1.84M
Range $929k – $1.84M
Evidence
6 found
Recent peer sales in this city
5
Sensitivity & risk
Partial preview
Downside
−10%
Base
$2.94M
Upside
+10%
Bounds of the ±10% band vs the blend — never simulated scenarios.
6
Current market position
Included free
Benchmark
Observed band ($/SF)AverageSubject delta
Submarket 25 sales
$201
+118%
County 86 sales
$182
+141%
Band = middle half (Q1–Q3) of recorded sale $/SF for this use type per geography; the diamond marks the subject at $439/SF. Delta below average reads as headroom. Source: Realmo CRE sales derivatives (county records).
7
Alternative use screening
Partial preview
Top alternative use
Industrial (general)
Gross theoretical uplift
+93%
vs current-use indication
Restaurant
Auto Repair, Garage
Commercial (general)
Medical Building
Values shown before conversion costs, entitlement costs, capital expenditures and stabilization risk.
8
Data & methodology
Included free
Building area
County record
Property tax
County record
Assessed value
County record
Zoning designation
County record
Operating expenses
Modeled
Market rent
Market benchmark
Not analyzed due to unavailable source data: actual rent roll, tenant leases, physical condition and capital
requirements are outside a desktop analysis.
Cost Approach excluded: income and sales evidence cover the value conclusion.
Automated valuation analysis, not a licensed appraisal. Figures are derived from public
records and proprietary models. Desktop analysis: no physical inspection, tenant leases or reported
property income. Verify with a licensed appraiser before transacting.
Cap rate
Cap rate calculated from real income and expense signals, benchmarked against sales of similar assets nearby.
Unlock the complete Cap Rate workflow
Full market tables, editable assumptions, comparable evidence, saved work and exports.
9-scenario matrix
NOI build-up · 9 steps
Market rates by use type
PDF export
Professional plan · 30 reports
from $99/month
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Overview
Selected market yield
8.78%
Selected cap rate for this office buildings
Derived from the Punta Gorda market rent, vacancy and expense benchmarks for this use type.
Lower yield / higher price
Higher yield / lower price
5.0%
This property · 8.78%
9.0%
NOI (est.)
$487k *
* derived from a real price signal at a 7% cap
Price sensitivity
The rate is the decision lever; valuation is the consequence.
Test a cap rate
Implied value$5.55M
Move the market yield to see immediate price impact.
Value / SF
$828
Vs. selected
Base
Derivation
NOI ÷ cap
Arithmetic over the derived NOI * — not market scenario modeling.
NOI × cap matrix
Preview
Preview of 9 modeled outcomes.
NOI
8.28%8.78%9.28%
$439k
$5.30M
$4.99M
$4.73M
$487k
$5.88M
$5.55M
$5.25M
$536k
$6.47M
$6.10M
$5.78M
NOI sensitivity ±10% across the selected-rate band (±0.5 pp) — derivation of the NOI above.
Property tax & assessments
Tax year 2023Property tax & assessments
Tax year 2023
Tax billed
$51,216
Tax year 2023
Assessed value
$2,479,914
Assessed 2023
Previous assessed
$2,402,231
+3.2% YoY
Effective rate
2.07%
On assessed value
Land market value
$1,749,549
Improvement market value
$3,298,102
Total market value
$5,047,651
Applied tax rate
108.0000
Automated cap rate analysis. Based on public records, market benchmarks and proprietary
models. Verify with a licensed professional before transacting.
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
PROFESSIONAL BUILDING
Status
For Sale
Year built
2005
Heating
YES
Cooling
YES
Buildings
3
Stories
1
Bathrooms
11
Total area
6,704 SF
Lot
3.72 ac (162,138 SF)
Zoning code
PD PLANNED DEVELOPMENT
APN
40-23-06-428-003
UPID
US18-5501275
Jurisdiction
CHARLOTTE
Zoning & alternative use
PD PLANNED DEVELOPMENT · Punta Gorda, FLZoning PD PLANNED DEVELOPMENT · permitted uses
PD PLANNED DEVELOPMENT · Punta Gorda, FL
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Alternative use value scenarios
Repositioning upside vs current use
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Building & site characteristics
From public records
Year built
2005
Heating
YES
Cooling
Yes
Stories
1
Buildings
3
Bathrooms
11
Lot
3.72 ac
Zoning
The recorded zoning designation, what the district officially allows, and the municipal source it comes from.
Zoning designation
County-recorded code
PD PLANNED DEVELOPMENT
Jurisdiction
Punta Gorda, FL
Recorded code
PD PLANNED DEVELOPMENT
Ownership Intelligence
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Owner identityResolved entity and name variants
Portfolio holdingsLinked properties and estimated value
Deal signalsSell-side activity worth following
Debt & historyRecorded loans and transaction history
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Owner of record and activity signals are derived from public records and modeled classifications.
They do not confirm beneficial ownership or intent to transact.
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